# 59 GILLETT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RL

## Property details

- Slug: `5918157` (address key hash: `5918157d604edb8bed0bef46352f0ad0febd3f38`)
- Postcode: CR7 8RL
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Floor area: 51 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £145,000 May 2026
- Price per m²: £2,843/m²
- Local average: £254,674 (23 sales)
- Street crime: 790 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £145,000
- Date: 2026-05-07
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 20/05/2036
- **Current heating cost:** £611/year
- **Est. upgrade cost to C:** £16,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3836-8825-8600-0389-2226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-07 | £145,000 | Flat | -14.7% | £145,163 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-bb6f-8052-e063-4804a8c06ee4) |
| Sold | 2007-02-28 | £170,000 | Flat | — | £250,778 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/7f99c9fe-f3e4-4f66-a08f-7a9788bdebcc) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 59 GILLETT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RL | £145,000 | 07/05/2026 | Flat |
| 59 GILLETT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RL | £170,000 | 28/02/2007 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [173569763](http://87.117.209.195:8080/listings/333aa13)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-03-23 | £135,000 |
| sold | 2026-01-01 | £145,000 |
| sold | 2007-01-01 | £170,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 GILLETT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RL | £240,000 | 14/07/2023 | Flat |
| 27 PRIDHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RS | £179,500 | 06/06/2023 | Flat |
| 11 GILLETT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RL | £280,000 | 31/01/2023 | Flat |
| 29 GILLETT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RL | £255,000 | 15/06/2022 | Flat |
| 60A HIGH STREET, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LF | £237,000 | 04/05/2022 | Flat |
| 50 FIRST FLOOR FLAT PRIDHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RS | £275,000 | 30/03/2022 | Flat |
| THE MEWS, 64A FLAT 5 HIGH STREET, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LF | £187,000 | 17/11/2021 | Flat |
| 9 FLAT 1 STUART ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RA | £239,840 | 28/09/2021 | Flat |
| 67 GILLETT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8RL | £192,000 | 27/09/2021 | Flat |

**Area average:** £231,704 (9 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 5.9%
- **10y growth:** 24.1%

## House Price Index (HM Land Registry)

*Official index for Croydon; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -3.4%
- **5y growth (index):** -7.2%
- **10y growth (index):** -0.8%

## Rental Range

*ONS Price Index of Private Rents (Croydon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,423/mo
- **Realistic:** £1,581/mo
- **Optimistic:** £1,739/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Gillett Road, CR7 | £1,100/mo | 1 | 0.07 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.76% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

- **This street:** 5.9% gross yield (avg £222,400 sale, £1,100/mo rent)
*Based on OpenRent comparables (median £1,100/mo).*

- **Gross yield:** 9.1%
- **Cost-to-rent:** 11×
- **Monthly cashflow:** £394/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 274 |
| Anti-social behaviour | 181 |
| Other theft | 54 |
| Vehicle crime | 54 |
| Public order | 48 |
| Shoplifting | 42 |
| Drugs | 38 |
| Burglary | 34 |
| Robbery | 25 |
| Other crime | 12 |
| Theft from the person | 12 |
| Possession of weapons | 10 |
| Bicycle theft | 6 |
| **Total incidents** | **790** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Thornton Heath Nursery School | Nursery | 0.1 miles | Good — 27 Nov 2023 |
| Whitehorse Manor Infant School | Primary | 0.2 miles | Good — 2 May 2024 |
| Whitehorse Manor Junior School | Primary | 0.2 miles | Good — 10 Sep 2012 |
| Bensham Manor School | Other | 0.3 miles | Outstanding — 3 Jul 2024 |
| Beulah Infants' School | Primary | 0.4 miles | Good — 12 Sep 2017 |